All Forum Posts by: Dan Krupa

Background: Our client bought a fourplex property (two duplexes) two years ago, and an inspection showed the sewer main on one unit was bad. We negotiated the purchase price down by $50,000. Recently, the sewer line started to back up, and we knew it was time to replace it. The bid for the 71-foot-long sewer main, located under garage slabs, driveway concrete, and the road, was between $25,000 to $30,000. 

If you face similar issues in KCMO, here are some recommendations. Purchase KCMO sewer main line insurance when you buy the property. Be familiar with the city's code. In KCMO, the city will make necessary repairs to a private sewer main in a public easement if it fails within 24 hours of the emergency. This coverage extends to the last 9 feet of the sewer line under the road. (big cost savings) Also, leverage your contractors. We have a team of reliable contractors who can help with everything, including removing concrete for the plumber and pouring it back in to save costs. Plumbers want to pull a permit, do the line replacement, and move on. Most prefer not to be burdened with concrete work.

Knowing the city code and leveraging our contractors, we could replace 62' feet of sewer main for $11,800. This includes the permit, a new floor drain and p trap in the garage, and a metal clean-out in the driveway for easy future access if the line is clogged. 

 Do you have any other suggestions for dealing with expensive sewer main repairs?

@Arsen Atanasovski 

Kansas City, Missouri (KCMO) is a wonderful real estate market that I have been a part of for six years now. Initially, I started as a new investor and real estate agent. However, I am now a broker, running a property management company, and have successfully flipped/BRRRed over 150 houses for ourselves and our clients. While we previously handled all renovations for clients, we typically do not offer that service to new clients. If you need any solid advice, feel free to DM me.

I must mention that Missouri is a landlord-friendly state, but it is essential to be vigilant about the county and municipality you are in. This is because the judges and regulations can vary widely. If you have any queries regarding this matter, I would be happy to discuss it with you.

@Juan Carlos Flores Garcia Kansas City, Missouri (KCMO) is a wonderful real estate market that I have been a part of for six years now. Initially, I started as a new investor and real estate agent. However, I am now a broker, running a property management company, and have successfully flipped/BRRRed over 150 houses for ourselves and our clients. While we previously handled all renovations for clients, we typically do not offer that service to new clients. If you need any solid advice, feel free to DM me.

I must mention that Missouri is a landlord-friendly state, but it is essential to be vigilant about the county and municipality you are in. This is because the judges and regulations can vary widely. If you have any queries regarding this matter, I would be happy to discuss it with you.

@Cesar Santana I am a broker in MO. We run a property management company and have flipped/BRRRed over 150 properties for ourselves and our clients in the last four years. I am happy to send you recommendations on areas and things to ask perspective property managers in the areas you want to invest in if you think that would be helpful. Feel free to DM me. 

Hello BP,

I have some tips for those of you who are currently investing or considering investing in areas like Kansas City, MO; Liberty, MO; Riverside, MO; Parkville, MO; and Gladstone, MO. Recently, we had a fire at one of our client's homes. Fortunately, our property management company was able to handle everything. Our team has flipped or BRRRed over 150 properties for our clients and ourselves, and I'd like to share a photo and pointers to help you spot a good contractor.

Here's some background on the fire: it started in the garage, and the source of the fire was undetermined. The theory is that faulty power tools caused it, but investigators couldn't confirm this. The fire spread to the kitchen and living room, and the house was rated a complete loss after fire trucks soaked it. Repair estimates ranged from $220k to $280k, which is more than the house's sale value.

We recommend that our clients carry insurance with coverage of $50k or more over the property's value to prevent situations like this. Additionally, renters' insurance should be equal to homeowners' insurance.

We are finishing framing, roughing in electrical and plumbing, and preparing for inspections this week. The HVAC and roof are complete and have passed inspection.

Some tips to keep in mind include:
- A professional contractor will keep the site clean. Tools and materials will not be lying around.
- Electrical boxes should have wires tucked back inside. Any wires sticking out of the box that is not capped and left that way are a sign of an unprofessional electrician.
- After a fire, all studs should either be removed or sprayed with a primer like Kilz to ensure no fire odor. If the studs are not damaged, they can stay, but if the contractor hasn't sprayed them with a primer, they don't know how to handle fire damage.
- Every municipality has different rules, so it's essential to find out for yourself or ask your general contractor (GC). In this case, Liberty requires a mid-install and finished roof inspection, while most municipalities only require an inspection at the end. Be sure to hire a reputable GC to avoid additional expenses.
- Permits are a must. Skipping permits is a clear sign that you've hired the wrong GC or company. Proper permits and inspections protect you as the owner later in case something happens.
- If you have good quality hardwoods, try to keep them. They last longer, look beautiful, have value, and can be sanded and refinished. Avoid carpeting over them.
- If you have a major renovation, use it to your advantage. Rework the kitchen layout, add a fence if the budget allows, finish off a basement, remove outdated features, create new attic access with steps, etc. If your GC can not accommodate these items within the given budget, shop around.

I hope these tips help. Happy investing!

Hello BP,

I have some tips for those of you who are currently investing or considering investing in areas like Kansas City, MO, Liberty, MO, Riverside, MO, Parkville, MO, and Gladstone, MO. Recently, we had a fire at one of our client's homes. Fortunately, our property management company was able to handle everything. Our team has flipped or BRRRed over 150 properties for our clients and ourselves, and I'd like to share a photo and pointers to help you spot a good contractor.

Here's some background on the fire: it started in the garage, and the source of the fire was undetermined. The theory is that faulty power tools caused it, but investigators couldn't confirm this. The fire spread to the kitchen and living room, and the house was rated a complete loss after fire trucks soaked it. Repair estimates ranged from $220k to $280k, which is more than the house's sale value.

We recommend that our clients carry insurance with coverage of $50k or more over the property's value to prevent situations like this. Additionally, renters' insurance should be equal to homeowners' insurance.

Currently, we are finishing framing, roughing in electrical and plumbing, and preparing for inspections this week. The HVAC and roof are complete and have passed inspection.

Some tips to keep in mind include:
- A professional contractor will keep the site clean. Tools and materials will not be lying around.
- Electrical boxes should have wires tucked back inside. Any wires sticking out of the box that are not capped and left that way is a sign of an unprofessional electrician.
- After a fire, all studs should either be removed or sprayed with a primer like Kilz to ensure no fire odor. If the studs are not damaged, they can stay, but if the contractor hasn't sprayed them with a primer, they don't know how to handle fire damage.
- Every municipality has different rules, so it's essential to find out for yourself or ask your general contractor (GC). In this case, Liberty requires a mid-install and finished roof inspection, while most municipalities only require an inspection at the end. Be sure to hire a reputable GC to avoid additional expenses.
- Permits are a must. Skipping permits is a clear sign that you've hired the wrong GC or company. Proper permits and inspections protect you as the owner later in case something happens.
- If you have good quality hardwoods, try to keep them. They last longer, look beautiful, have value, and can be sanded and refinished. Avoid carpeting over them.
- If you have a major renovation, use it to your advantage. Rework the kitchen layout, add a fence if the budget allows, finish off a basement, remove outdated features, create a new attic access with steps, etc. If your GC can not accommodate these items within the given budget, shop around.

I hope these tips help. Happy investing!

As long as you're not trying to do some shady double close Alliance Title - 100%. I have used them for years. Amazing. 

@Francisco Milan , that is odd. I had a client who switched to us from a different PM. He was having the same issue with this condo in Scottsdale. I am sure you are doing this, but make sure the property looks fantastic. The PM had neglected his condo, and it was in terrible condition when we showed up. (Weeds three feet tall in the back yard, dead cockroaches behind the range, not thoroughly cleaned, etc...) Once the unit had been treated for roaches and the landscaping and cleaning were done correctly, we had professional photos taken. Those acts, combined with a slight price decrease, made a few small drops to bring the listing to the top of Zillow continuously, enabled us to find a fantastic tenant within ten days. I hope that helps. 

Does anyone have a good photographer they could recommend for taking rental photos in Scottsdale?  Trying to schedule as soon as possible. 

@Brock Burton as I mentioned when we spoke, this is where partnering with someone with experience or starting small comes into play. Bring value to an experienced investor and work with them. Part of a deal is better than no deal. That or start with small deals. Show you can handle small projects, and more opportunities will come into play. It is a marathon, not a sprint. We all need to start at the bottom.